국내 금융권의 내부고객(Internal Customer)에 대한 지식경영(Knowledge management) 도입의 인과관계 분석

서윤규(Seo, Yun Keuy),김민수(Kim, Min Soo) 한국서비스경영학회 2007 서비스경영학회지 Vol.8 No.3

고령화 사회 대비를 위한 역모기지(reverse mortgage)제도 고찰 - 부동산증권화(Real Estate Investment Trusts)를 중심으로

서윤규(Seo Yun Keuy) 한국부동산학회 2007 不動産學報 Vol.31 No.-

  1. CONTENTS<BR>  (1) RESEARCH OBJECTIVES<BR>  The purpose of this study is to review the efficiency of reverse mortgage for an aged society in the future. The less a birth rate is a rapid decrease, the more the aged rate is a rapid increase. The more serious problem of increase the rate of aged rate is much more rapid than any other prior aged country in the world. A reverse mortgage means borrowing money against the value of the property. The homeowner receives the monthly loan, or annuity, based on the value of his property. In the event the homeowner dies, the estate sells the property and pays the money owed to the lender before distributing whatever remains to the heirs. The aged is need to help financial support for comfortable economic life.<BR>  (2) RESEARCH METHOD<BR>  Literature and comparative case study<BR>  (3) RESEARCH RESULTS<BR>  Four factors are key to the long-term viability of reverse mortgage system, 1) expected interest rates, 2) borrower longevity, 3) dropout rates, 4) house value appreciation. reverse mortgage programs need to deposits in to securities.<BR>  2. RESULTS<BR>The elderly people who are house rich but cash poor will meet some financial difficulties in the future. This study"s purpose is the efficiency of reverse mortgage system. Korea society seemed to become senescent as the day progressed. So the more aged people will use the reverse mortgage system and put abundant house on the real estate market. If an enormous amount of real property do not sale, the real estate market get into uncontrollable confusion. the solution is real property convert into securities.

주택연금(Reverse Mortgage)제도 이용의 결정요인 분석

서윤규(Seo Yun Keuy) 한국부동산학회 2016 不動産學報 Vol.66 No.-

연구의 가장 큰 핵심은 베이비부머의 은퇴가 본격적으로 시작되는 시점에 그들이 주택연금제도의 선택에서 가장 중요하게 생각하는 결정요인이 무엇인지 확인함으로써 제도의 활성화를 위한 방법을 확인하여 예비 은퇴자들에게는 노후의 안정적인 경제적 기반을 마련하는 기회를 제공하고, 정부에게는 국민의 노후생활 안정을 위해 추진하는 복지정책의 과도한 사용을 억제하여 정부재정계획의 합리적 수립과 효율적 집행이 가능하게 한다는 점이다. 주택연금 제도도입 초기에 잠재 수요고객인 베이비부머 세대를 중심으로 예비 은퇴자들의 주택연금제도의 이용에 있어서 선택기준 즉, 제도이용에 가장 큰 영향을 주는 요인을 확인하고자 하였다. 주택연금제도의 이용계획에 있어서 주택연금 지원제도는 가입조건, 초기보증료, 월지급액, 담보조건, 경제적 만족에서는 노후준비와 지인비교, 그리고 은퇴 후 기대경제 수준에서는 건강상태와 월 소득이 통계적으로 의사결정에 영향을 주는 요인으로 확인되었다. 추천계획에 있어서는 정책적 지원제도에서 가입조건, 대출금리, 월지급액, 경제적 만족에서는 지인비교, 그리고 은퇴 후 기대경제 수준에서는 건강상태만이 통계적으로 의사결정에 영향을 주는 요인으로 확인되었다. 1. CONTENTS (1) RESEARCH OBJECTIVES The core of this research is to provide the retirees with the chances to arrange the economic conditions of the later lives through confirming the crucial factors which are considered the most important in culling the style of reverse mortgage loan at the time of the full-brownly beginning of the baby-boomers' retirement. and, simultaneously, for the government to make the effective implementation of the policies and the reasonable establishment of financial plans by controlling the excessive use of welfare policies to facilitate the stabilities of the later life in nation-wide. (2) RESEARCH METHOD In the process of performing the survey by way of questionnaires, the most significant variable which the reserved retirees have picked up is whether they can accepting the pension during the rest of their lives, residing in his or her own house, which is suggesting that the reverse mortgage loan can be safely established on the base that the government firmly promises the beneficiaries its guarantee against the possible longevity risk in the reverse mortgage loan. (3) RESEARCH FINDINGS This study tries to fathom out the choice-criterion, that is to say, the most pivotal factors in utilizing the policy, centered on the reserved retirees who are the potential customers and at the same time baby-boomers. By means of Factor analysis, the variables which have impacts on the satisfaction level of the reverse mortgage loan are analyzed in three respects: namely the policy-supporting institution(the tax benefits, the early guarantee fees, the interest rate of utilization, the payment of each month, the conditions for the registrations, the mortgage conditions, any kinds of the restrictions), the economic satisfaction(the economic readiness, the preparation for the later life, the pension economy, the comparison between the acquaintance), and the personal later-life state(the income for a month, the sustenance cost for a month, the expected subsistence cost after retirement, the condition of health). 2. RESULTS In the plan of making use of the reverse mortgage loan, the following facts are corroborated. To begin with, the conditions for the registrations, the early guarantee fees, the payment of each month, and the mortgage conditions are the statistically influential factors in decision-making for the policy-supporting institution. secondly, the preparation for the later life, and the comparison between the acquaintances are for the economic satisfaction, and finally the condition of health and the income for a month are for the personal state. In the aspect of the plan for the recommendation, the interest rate of the loan, the conditions for the registrations and the payment of a month are the statistically influential factors in decision-making for the policy-supporting institution, the comparison between the acquaintances is for the economic satisfaction, and the condition of health alone is for the personal state.

부동산시장의 버블(Bubble)존재 가능성에 관한 연구

서윤규(Seo, Yun Keuy) 한국부동산학회 2009 不動産學報 Vol.36 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES This study investigates whether there was a apartment housing price bubble in korea in 1987-2008. the purpose of studying housing price, and then to ascertain the bubble which is founded in apartment housing price. The empirical analysis has been done in monthly apartment housing price index during the period from 1987 to 2008. (2) RESEARCH METHOD With monthly data from the kookmin bank, this paper employs standard econometric methodologies: ie. F-test, T-test and Regression analysis (3) RESEARCH FINDINGS The real estate is the most important property in the world, but now days real estate market has been decreased since the end of Sub prime mortgage insolvent operation. the world economy get a shock the decreasing of real esrtate market has been a condition of bubble, the shock power is much more. 2.RESULTS This studies on the relation between the price of use value & investment value apartment housing in Korea. Apartment housing market via ANOVA & Regression Analysis. The results of research is as follows. First, the total & Gangbuk apartment housing market has the difference use value & investment value by T-test. Second, we did not completely convinced the possibility of bubble existence in korea apartment housing market. 3. KEY WORDS Bubble, Real estate Market, apartment housing, use value, investment value, excess volatility

국내 포털(Portal)기업에 대한 소비자 만족도 결정요인 분석

서윤규(Yun-Keuy Seo),이성구(Sung-Koo Lee) 국제e-비즈니스학회 2010 e-비즈니스 연구 Vol.11 No.1

서울 강남 v.s 강북 부동산 매매-전세 가격변화 분석

서윤규(Seo Yun Keuy) 한국부동산학회 2008 不動産學報 Vol.33 No.-

  1. CONTENTS<BR>  (1) RESEARCH OBJECTIVES<BR>  The purpose of this study is to review of Korea real estate market especially Gamnam and Gangbuk, research for demand price elasticity. Demand price elasticity determines Korea real estate market price so the government real estate policy for tax is ineffective. Real estate price increases and instability in Gangnam and other areas act as negative factors against work incentives for the general public, and also serve as factors of social conflicts between the property owners and renters.<BR>  (2) RESEARCH METHOD<BR>  Literature and One-Way ANOVA & Regression analysis<BR>  (3) RESEARCH RESULTS<BR>  The government will have to make it a rule to intervene in it for stabilizing the common people s residential life at the least, positively execute (property fluidity policy" pursuing" supply expansion policies" such as new town construction" and the property market to capital market instead of tax focused policy for existing "demand repression". Only these unceasing efforts can make the price of real estate market stable, which will contribute to providing a fair chance to lead an affluent life for the social members.<BR>  2. RESULTS<BR>  This studies on the relation between the price of Gangnam & Gangbuk s House, Apartment housing market via ANOVA & Regression Analysis. The results of research is as follows. First, the housing price disparity between Gangnam & Gangbuk districts and the policy of Government is not perfect. Second, The real estate market needs more strong property tax and capital gain tax to reduce speculative demand for housing and a price stabilization policy needs to be maintained continuously in the future.

자녀세대의 주택연금제도에 대한 이용만족도 결정 요인 분석

서윤규(Seo Yun Keuy) 한국부동산학회 2017 不動産學報 Vol.71 No.-

주택연금제도에 대한 자녀세대들의 제도에 대한 의식과 필요성 등에 대한 분석을 위해서 가장 중요하게 생각하는 주택연금선택에 영향을 주는 구성요소를 확인하였다. 연구의 가장 중요한 핵심은 제도도입 초기에 있는 주택연금을 활성화하기 위하여 제도를 이용하고자 하는 고령의 부모님 세대를 두고 있는 그들의 자식세대를 중심으로 은퇴 후 경제생활의 지원을 위한 주택연금제도의 이용에 있어서 선택기준 즉, 제도이용에 가장 큰 영향을 주는 요인을 확인하고자 하였다. 회귀분석(Regression)에서는 이용계획과 추천계획에 통계적으로 유의한 영향을 주는 변수를 찾고자 하였다. 분석결과 이용계획은 제도적 편리성에서 세금혜택, 각종제한, 담보조건, 개인적 준비정도에서는 경제적 준비, 지인과의 비교 변수, 그리고 제도이용계획에서는 주택연금필요성, 주택연금 만족성 변수가 채택되었다. 또한 추천의도에서는 제도적 편리성은 초기보증료, 세금혜택, 담보조건 그리고 평생거주확신, 개인적 준비정도와 제도이용계획에서는 이용계획과 동일하게 경제적 준비, 지인과의 비교, 주택연금필요성, 주택연금 만족성 변수가 채택되었다. 1. CONTENTS (1) RESEARCH OBJECTIVES Recent precedent studies on housing pension(reverse mortgage) were mostly those which confirm decisive factors exercising the most significant effects in relation to aged population’s understanding and utilization of pension system and national researches and studies of elderly life’s economic stability and national social welfare level. It is asserted that disagreement with children of factor making the use of the system difficult accounts for a substantial part. It is expected that expectation to inherit parents’ currently residing house in a certain point of future disappears due to the use of housing pension system and deprivation of a chance for inheritance serves as a rejection to the use of housing pension system. (2) RESEARCH METHOD The most important key of the study is to confirm selection standards in using the housing pension system for supporting economic life, that is, factors having the greatest effects on using the system, focusing on their children’s generation having aged parents’ generation. (3) RESEARCH FINDINGS As a positive analysis result, in the institutional convenience of the housing pension selected at Factor Analysis, variables of early stage guaranteed fee, tax benefit, all types of restrictions, security conditions, monthly payment and all life residence confirmation were adopted and as private preparatory extent, variables of economic preparation, pension preparation, later life preparation, health condition and comparative parts with acquaintance were adopted and in system use plan part, variables of need of housing pension, satisfaction of housing pension, use plan and recommendation plan were adopted. 2. RESULTS As variables in institutional convenience, economic preparation and comparative variables with acquaintance were adopted as variables in private preparatory extent and need of housing pension and satisfaction with housing pension were adopted as variables in the plan of system use. And in recommendation intention, early stage guaranteed fee, tax benefit, security conditions and confidence for life long resident and private preparatory extent were adopted as variables and economic preparation, comparison with acquaintance and need of housing pension and satisfaction with housing pension were adopted as variables in the same as use plan in the plan of system use.

중국 주택가격 지수간의 상호관계 실증연구

이기영(Lee, Ki Ryoung),서윤규(Seo, Yun Keuy) 한국부동산학회 2012 不動産學報 Vol.50 No.-

1, CONTENTS (1) RESEARCH OBJECTIVES This article tried to examine into relations and mutual effects between China's representative housing price indices such as housing sales price index, commodity and building price index, commodity housing sales price index. (2) RESEARCH METHOD This study, which performed verification of Granger causality setting the period before the occurrence of financial crisis as observation period, and analysis to response and descriptive ability about correlation and mutual impact between three housing price indices through the impulse response analysis and variance decompositions in time series analysis. (3) RESEARCH FINDINGS The study findings showed that housing sales price index of China's representative three housing price indices has a larger description ability and impact than other two housing price indices to unexpected changes, and if housing sales prices are impacted, which in turn, brings a great response to other two housing price indices, but they do not general a response to themselves. 2. RESULTS The study confirmed if there are any change in relations between housing price indices when values after financial crisis are integrated. If values after 2008 global financial crisis are included, it shows generally similar trends to the experimental results before the crisis, so the financial crisis will be evaluated as have not given a notable change on relations and mutual effects between housing sales price index, commodity and building price index, commodity housing sales price index.

중국 천진시 구매자 주택구매 결정요인 분석

이기영(Lee, Ki Ryoung),서윤규(Seo, Yun Keuy) 한국부동산학회 2014 不動産學報 Vol.57 No.-

중국주택시장은 1998년 전면적인 시장화이후 빠른 속도로 성장하면서 2004년, 2007년, 2009년의 세 번의 과열기를 거쳤다. 이 과정에서 주택가격의 급등을 주도한 것은 흔히 1선(線) 도시라 불리는 'Beijing', 'Shanghai', 'Guangzhou', 'Shenzhen'의 4개 도시 였다. 이들 지역이 전국 주택가격을 선도역할을 하는 추세를 보였기 때문에 중국 정부는 대도시 중 특히 이들지역에 대해서 엄격한 주택가격 조정정책을 구사하였고 이에 대한 풍선효과로 이들 지역 주택 시장에 몰렸던 시장참여자들은 점차 2선 및 일부 3선 도시로 전이되는 양상을 보이고 있다. 중국 2선도시를 대표하는 천진시 주택시장에 있어서 소비자의 주택구매 결정요인에 대한 분석을 진행한 결과, 입지특성에서는 생활편의를 제외한 교통, 시내근접, 교육환경, 풍수지리 모두 통계적으로 유의한 것으로 나타났고, 단지특성에서는 단지구조, 규모, 녹지경관, 물업관리가 통계적으로 유의한 것으로 분석되었으며 편의시설과 유대관계는 통계적으로 유의하지 않은 것으로 분석되었다. 개별주택특성에서는 실내구조 방향 층수 전용면적이 통계적으로 유의한 것으로 나타났다. 1. CONTENTS (1) RESEARCH OBJECTIVES China real estates market passed through overheating periods of three times in 2004, 2007, and 2009 while being grown with quick speeds after full-scale marketization from 1998. In this process, leading the surge of sharp rises in house prices was made by 4 cities such as 'Beijing', 'Shanghai', 'Guangzhou', and 'Shenzhen' called first-tier cities. These areas showed trends of taking leads on nationwide housing prices, so China government commanded adjusting policies of house prices strictly regarding these areas especially, and market participants gathered together to house markets of these areas showed aspects to be spread to 2nd-tier city gradually and 3rd-tier city partially because of balloon effect. (2) RESEARCH METHOD This study carried out an analysis on decision factors of house purchases by consumers in relation with housing market of Tianjin City. For doing so, the study proceeded a previous research first, and then progressed an analysis on local economy and real estate market of Tianjin City surrounding housing market. After that, this study went on an empirical analysis based on a questionnaire objecting to consumers having real intents on house purchases in Tianjin City. (3) RESEARCH FINDINGS As consumptions are displaying observation trends while strong regulations on housing market by China government become protracted recently, housing market has been converted to consumer driven market gradually, and researches on decision factors on house purchase by consumers becomes important. 2. RESULTS From the results of empirical analysis, traffic, proximity to the city, educational environment, Feng Shui Chiri(Topographical divination), were analyzed as being significant statistically in location characteristics, and complex structure, scale, green landscape, logistics management were analyzed statistically too. In characteristics of individual house interior structure direction stories and exclusive area were turned out to have significance statistically.

WTO 가입이후 중국 이동통신시장의 변화 : 단말기 시장을 중심으로 Centering around mobile phone

김종수,서윤규 明知大學校 經濟硏究所 2003 경영연구 Vol.22 No.1

거대한 중국이동통신시장에서 경쟁에서 살아남기 위해서는 현재의 중국 이동 통신시장 현황과 중국시장에 진출한 다국적기업의 사업형태, 그리고 중국 소비자들의 Trend를 이해해야 할 것이다. 국내 기업의 중국진출은 다음과 같은 기회와 위험의 요소를 함께 가지고 있다고 할 것이다. 이와 같은 상황을 정확하게 파악하고 다음의 상황을 주시하면서 중국시장에 대한 접근을 시도해야 할 것이다. 첫째, 중국정부의 이동통신정책과 규제에 대한 정확한 이해와 대응이 필요하다. 둘째, 중국현지 사업파트너의 선정에 있어서 기업의 목적을 최대한 성사시킬 수 있는 기업을 선택해야 한다. 셋째, 위험을 최소화하기 위하여 국내기업간 컨소시엄의 구성함으로써 위험은 줄이고 투자수익은 극대화 하는 것이 중국투자에서 성공하는 방법일 것이다. 넷째, 중국로컬기업의 시장경쟁에서 우위를 유지하기 위해서는 이동통신기기 주요부품에 대한 국산화율을 더욱 높여야 할 것이다.